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1 HENSON SUBDIVISION NO. 3, PHASE I (Henson Sub) DESIGN REVIEW GUIDELINES SINGLE FAMILY, DUPLEX AND MULTIPLEX LOTS Issue Date: No construction is permitted within Henson Sub except according to approved plans. Henson Sub has appointed Hyalite Home Reviews, LLC to conduct plan review and approval. Plans should be submitted to Hyalite at the following location: Hyalite Home Reviews, LLC c/o Minnick Management Inc Stoneridge Drive, Suite 2 Bozeman, MT Electronic submittals are acceptable and should be sent to hyalitehomereviews@gmail.com The following design guidelines are furnished to assist you in obtaining approval of your structure and landscaping plans. When seeking approval please submit to Hyalite: A. A complete approval application (Form A attached) B. The review fee of $ which covers both structure and landscape plan when submitted together. (Furnish a separate $ fee for any landscape plan not submitted with the structure plan) C. Your Plans conforming to the following Guidelines Please note: For structures larger than duplexes, special attention should be given to street facing exterior wall forms to avoid long flat surfaces. Please break wall forms into thirty-two feet (32 ) or shorter sections using roof forms or wall breaks. Please observe the maximum building height of thirtytwo feet (32 ) and avoid side yard driveway or parking surfaces. Entries to Page 1 of 10

2 each unit should provide design values depicting the entry as distinct from the wall surfaces and provide gabled coverings where possible. Submittals for triplex or larger structures will be evaluated in the context of the overall goal of maintaining continuity of structural adherences which enhances the aesthetics of the subdivision. You are invited to supply sketches of your design intention for preliminary consideration Design Guidelines Minimum Drawings Requirements: Site Plan (1 = 50 sale or larger) showing: North arrow Your Landscaping Plan shall be shown Property lines and setback lines with dimensions Building footprints with entry area delineated and overhangs shown as dashed lines Garden walls, fence lines, location, height and material quality of retaining walls. Park and drive areas. Must meet County zoning regulations. Location of streets Garage on all homes shall meet minimum County requirements: Location, dimensions and materials for walks and drives Exterior light locations and type. Henson light post located at intersection of driveway and front property line Residential Structure Floor Plans (1/8 = 1 0 scale or larger) showing: Foundation plan dimensioned Room use labeled and rooms dimensioned Wall, window and door openings dimensioned Exterior wall dimensioned Page 2 of 10

3 64 65 All overhangs of floors and roofs as dashed lines Gross square footage (and square footage per floor) Elevations (1/8 = 1 0 or larger) showing: Building height Overhang dimensions Roof pitch Materials All elevations as required per applicable building codes and zoning and these guidelines. Street elevations with minimum ¼ = 1 0. Colors shall be submitted on a separate form indicating both colors and materials. Height of chimney as compared to ridge line of roof. Electrical and natural gas service areas, depict size and location. These services shall be screened from the street. Exterior materials and finishes (walls, roofing, trim, chimney, windows and doors) Building Form Guidelines Building Height Building heights within all single family, duplex and multiplex residential areas of the Henson Sub shall be limited to two stories with a maximum roof peak of thirty-two feet (32 ). Building height shall be measured from the highest roof ridge to the adjacent grade. The maximum building height shall never exceed that which is stipulated and governed by the zoning regulations. Chimneys, cupolas and other rooftop architectural features may exceed the given maximum height limitations by no more than four feet (4 ) Each residence shall have a minimum of three roof ridges. Hip dormers shall have the same pitch as the main roof. 93 Page 3 of 10

4 Roof Forms All roof types will be considered as a part of the whole of the project and the design professional s expression of design. There will be a minimum of six (6) in twelve (12) roof pitch on all main roofs, three (3) in twelve (12) pitch, and four (4) in twelve (12) pitch are acceptable on dormers and porch roofs depending on the overall form and mass balance Roof protrusions other than chimneys shall not be located on any roof facing the front or street side of the building. Wall direct-vent flue pipes are not allowed to be on any part of the street façade No roof shall be allowed without adequate protection from snow slides. No roof shall slope towards driveways, sidewalks, porches, decks, balconies or any other areas that may be damaged or cause injury through the shedding of snow or ice from the roof Entrances shall be specifically expressed and protected with adequate overhangs. All roofs shall overhang of at least twelve inches (12 ). All fascia materials shall be a minimum of six inches (6 ) Dormers and Secondary Roofs Dormers and secondary roofs are often necessary to add interest and scale to major roof areas and to make habitable use of the attic space within the roof. Dormers and secondary roofs shall be gable, shed, hip, and modified hip roofs and may be stacked in multiple forms. Flatter roofs may be considered with twenty-four-inch (24 ) eves. Hip dormers shall have same pitch as main roof Chimney Composition, Proportion and Materials Chimneys, flues, and vents may be used to create visual contrast to the dominant roof forms. All flues shall be enclosed with a chimney cap and fitted with a spark arrestor. No exposed metal or clay flues shall be allowed. All chimney forms shall be related to the overall building and shall be covered with stone, stucco, or siding materials to match the exterior finishes of the building. No wood burning stoves or fireplaces are allowed within Henson Sub Building vents and flues for such functions as ventilation and exhaust shall be consolidated into enclosures where possible and shall typically be concealed from public view. Place roof penetrations on the rear side of the house whenever possible. All exposed metal shall be painted in a color compatible with the color scheme of the house. Attic openings, soffit vents, foundation Page 4 of 10

5 louvers, or other direct openings in outside walls, overhangs or roofs shall be covered with noncombustible, corrosion-resistant metal mesh Exterior Wall Forms Exterior wall surfaces shall be no longer than thirty-two feet (32 ) in length without a roof and wall break. The ARC shall consider submissions on a lot by lot basis with an overall goal of maintaining continuity of structure appearance Front and rear walls shall not exceed thirty-two feet (32 ) in length without a change of orientation such as the introduction of dormered, projected bays, or recesses greater than two feet (2 ). When refining roof forms, consideration shall also be given to the prevention of excessive snow buildup and snow shedding Foundation walls shall be exposed a minimum of eight inches (8 ) above ground for fairly flat lots and a maximum of twelve inches (12 ) for sloped lots of significant change. On sloping grades, siding shall remain at least six inches (6 ) above grade and the upper edge of the water table shall remain level, stepping down the slope in increments of four feet (4 ) or less, see above. Concrete foundations exposed more than the requirements above must have an architectural finish complimenting the natural architecture of the overall structure (texture, pattern, and/or color). The top of the foundation wall shall not be higher than eighteen inches (18 ) above the top side of the curb on the lot Driveways and Parking Site access shall be by concrete drives perpendicular to the street, crowned and sloped for adequate drainage and safety. Landscaping materials shall be used to diminish the impact of the entry to the parking area and garage(s). All parking shall be within the lot boundary, off public and private right-of-way, and only within the designated parking area within a lot, which will be either in the garage or on the driveway. Driveways shall be limited in width for single and double car garage(s) to twenty-four feet (24 ) and three car garage(s) to thirty-six feet (36 ) maximum at all intersecting street. Drives should not be connected between units. A landscaped area between drives per unit is required. Drives can be expanded to twenty-six feet (26 ) at turn-around areas. Drives can also be expanded to allow for rear yard access but must be concrete or pavers. Maximum driveway grades shall not exceed 1:20 for the first 20 feet (20 ) from the roadway, and shall not exceed 1:10 slope beyond. Window Wells Page 5 of 10

6 Must be clearly indicated on the site or foundation plan. They cannot be constructed of galvanized steel or timber Utilities and Site Details Utilities All utilities (natural gas, electric, telephone and cable) shall be installed underground. No antenna or satellite dish shall be installed on any structure or lot so that it is visible from any street. No antenna, satellite dish or structure may extend above the highest ridge line or no more than twentyfour inches (24 ) above the point of attachment. (18 diameter satellite dishes shall not be required to be screened from adjacent lots). Larger satellite dishes and ground mounted structures are not permitted Meters shall be placed in a location so as to be acceptable to the meter reader and yet not visible from adjoining roadways. All conduit wires servicing the meter are to be beneath the exterior wall sheathing or enclosed. Meters, transformers and other utility boxes shall be concealed with landscaping Material and Detail Guidelines Material Samples All exterior surface materials, including windows, shall be sampled. Common roofing and other exterior materials, showing color, may be submitted electronically to the following address: hyalitehomereviews@gmail.com Materials and colors for all structures in the development shall blend into the surrounding site The following are the only allowable materials in Henson Sub: Roof Materials Architectural grade asphalt shingles shall be used. Cold roof systems with adequate ventilation and insulation are recommended. All roof materials carry a Class A or B rating. Page 6 of 10

7 All roof flashing vents, hoods, and roof accessories shall be copper or a prefinished metal that blends with the color of the roofing material selected Exterior Wall Materials Natural materials and subdued colors shall be used on the main body of the building. Exterior trim and front doors can be more colorful and may contrast with the main body in order to add visual interest to the predominant neutral tones The ARC shall consider materials not listed below that maintain the aesthetic and expressive nature of Henson, including pre-finished composite wood products and synthetic siding materials Stonework & Masonry Stonework and masonry may be natural or synthetic stone material. Dry stack settings with minimal exposed mortar are preferred. Stonework shall not be applied to individual wall surfaces in order to avoid a veneer-like appearance, and shall continue around corners to and inside corner. Details of exterior stonework shall be on the plans Concrete and Stucco No stucco-like materials, natural or synthetic, shall be permitted, except upon exposed concrete foundation walls, which shall be stained a subdued color in harmony with the building Wood Product or Synthetic Siding Smooth or rough sawn wood or synthetic siding and approved composite wood products shall be the only acceptable exterior wood siding materials. All wood siding shall be painted or stained in accordance with approved building color scheme. All siding shall be run horizontally or vertically Natural Log Full structure log and timber homes are not allowed. Porch posts and knee brace accents are permitted depending on overall architecture of building Page 7 of 10

8 Color Scheme The color pallet of the body of the house shall be from neutral tones. All trim, frames, doors, and windows shall be in a compatible accent color. Color schemes must be varied from the three adjacent properties in each direction Exterior color schemes throughout Henson Sub shall emphasize neutral tones of the surrounding natural environment and those of a traditional neighborhood development. Large exterior wall surfaces shall be painted or stained with neutral tones. Trim and the accenting details of the building may be of a brighter intensity and contrasting color scheme. Color schemes shall emphasize the contrast between basic wall surfaces and accented details Exterior Windows and Doors Scale, Composition, and Proportion Windows and doors shall be of a consistent size, shape and orientation through a given building. Window and door patterns and reveals shall be carefully studied to create interest and variety Large scale windows and doors shall be recessed or trimmed a minimum of six inches (6 ) in exterior wall surfaces and all other windows trimmed a minimum of three and a half inches (3 1/2 ). Uninterrupted bands of windows and doors shall not be allowed in any building. Window and door locations shall be carefully considered to avoid being obscured by accumulating snow Window and Door Materials Windows and doors shall be constructed of natural, stained, or painted wood, pre-finished aluminum or vinyl cladding. All glazing shall be framed in walls of stone, stucco or wood. Glass curtain walls shall not be approved in any circumstance. Mirrored glass shall not be used. Glass storm panels, set within the window sash, may be used within divided light windows, provided that the storm panel is installed on the interior side of the window. Divided light glass must be authentic-appearing Garage Doors Garage doors may be oriented toward the street, but shall be de-emphasized in the elevation of the building. Garage doors may be the same color as the building or may match building trim. Colored Page 8 of 10

9 elevation of the garage door and building elevation will need to be approved. Single, double-width garage doors will be considered (maximum widths of eighteen feet (18 )) Entries, Decks, Balconies, Terraces and Porches Front porches are intended to be open and allow for interaction with the street. Screened in porches and glazing are not permitted. Entries shall be on the street side of the structure. Entry way steps shall be of concrete with a suitable landing at the main door of the residence Decks, balconies, terraces and porches shall be designed to enhance the overall architecture of the building by creating variety and detail on exterior elevations. Covered decks, projecting balconies and bay windows shall be integrated with, rather than randomly placed throughout, the building. Terraces shall be used to integrate the building and landscape by creating a transition between the building and natural character of the site. No deck, balcony or porch shall be used for the storage of any items. Any furniture placed on a deck, balcony or porch will be designed and certified for outdoor use. No exterior carpeting may be used if it is visible from any neighboring lot or the street. All railings shall be wood, approved wood-like material, approved steel, or aluminum railing complimenting the color scheme of the house. Low level decks shall be skirted to grade, while providing proper ventilation and access. Decks which are not practical to skirt shall be designed to assure that the underside of the deck is integrated with the design of the building. Exposed metal joist hangers shall not be visible. Posts shall be a minimum of eight inches (8 ). The dimension of two-story columns shall be increased to account for the great height. Materials and colors shall be consistent with the building and surrounding landscape. Porch supports shall be built of stone, masonry, concrete or wood. Column base piers shall be no less than eight inches (8 ) square. Porch railings are encouraged to be closed and constructed of the same material as the adjacent form. Open railing designs will be considered based on design merit Night Sky Requirements External Lighting The use of mercury vapor and obtrusive flood lighting is prohibited. No ranch lights or unshielded lights shall be permitted Each house will be provided a single street light which will be standardized for the entire subdivision (fixture type to be determined by the ARC) and will be located on the inside corner of the driveway and the sidewalk. These street lights will be a free standing decorative light All outdoor lighting shall be free of glare, and shall be fully shielded or shall be indirect lighting. No lighting shall project more than 2 lumens beyond a property s lot line. External lights may be incandescent or LED, in the incandescent range. Page 9 of 10

10 Radon Radon gas is a hazard found in all soil types throughout the country, and should be anticipated in Henson HOA. The ARC shall be amenable to passive radon mitigation systems installed Landscape/Site Plan Your Landscape Site/Plan must show: Front yard sodded and sprinklered, all yard area to be planted to grass. Planting islands, fencing or retaining walls, and location of trees and shrubbery. Two (2) boulevard trees; corner lots require four (4) boulevard trees. The front yard setback, a minimum of twenty-five feet (25 ). The setbacks from the side lot line, a minimum of eight feet (8 ) unless the lot is located on a corner then the side setbacks are twelve feet, six inches (12 6 ) from the adjacent street or lot. The setback from the rear lot line shall be a minimum of twenty feet (20 ). All fencing must be depicted and approved. Allowed fencing is up to six foot (6 ) vertical natural wood or natural wood appearing fences located on the side or back of the residence shall be allowed. Fences must begin at least four feet (4 ) back from the front plane of the house. Fence staining and maintenance is required. No painted fences. All outbuildings and kennels. One accessory building is allowed, limited to six feet by six feet (6 x6 ) in floor dimension. It shall be architecturally compatible with the residence. The maximum heights of outbuildings shall be twelve feet (12 ). Dog kennels or dog runs must be attached to the primary or accessory structure, be screened from public streets and adjacent properties and receive ARC approval for materials and configuration. Further they must meet with any applicable zoning. Page 10 of 10